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17 Back Lane, Holbeach, Spalding, PE12 7LN

Estimated value

£132,000

  • Since the 2003 sale (£40,000)+230%
  • Against PE12 7LN's recent median (£150,000)-12%

Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Bedrooms
2
Floor area
61 m²
657 sq ft
Energy rating
D
Score 68
Council tax
Band A
Tenure
Private Rental
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£132,000

  • Against its 2003 sale (£40,000)+230%
  • Against PE12 7LN's recent median (£150,000)-12%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 17 Back Lane is modelled from its 61 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 7LN. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    61 m² from the EPC lodged in January 2018

  • Sales of this home

    1 sale recorded, the latest in 2003

  • Recent sales in PE12 7LN

    5 sales, median £150,000 (2025–2016)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

17 Back Lane's estimated value is more than triple its earliest registered sale price (2003).

Sales timeline

  1. 24 November 2003Most recent

    £40,000

Median price across the last 5 sales in PE12 7LN: £150,000 (2025–2016).

Risks

What this page doesn't show

2 potential issues have already been flagged for 17 Back Lane, Holbeach, Spalding, PE12 7LN. The detail, evidence and what to ask about it are in the Risks Report.
  • Signs of HMO activity in the areaIn report
  • Larger development activity nearbyIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

One time fee only - money back guarantee

Overview

About 17 Back Lane

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

17 Back Lane is a two-bedroom mid-terrace house in Holbeach, Spalding, Spalding (PE12 7LN). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1976-1982 and council tax band A. The latest certificate (January 2018) shows a D (score 68), on the cusp of jumping into the C band. Earlier certificates rated it C (September 2012); the latest reading is one band lower. Between certificates, roof efficiency went from Average to Very Good, window efficiency went from Poor to Average and lighting went from Good to Very Good; while wall efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 87), a 2-band jump.

Held since November 2003 — that's 23 years off the open market, well above the local norm. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £132,000 sits 230% above the 2003 sale of £40,000. On a £-per-square-foot basis, the last sale (£61/sq ft) was about 52.9% below the postcode norm.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms2
Before you decide

Everything you need to know about 17 Back Lane

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

17 Back Lane sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

Current Certificate(1 of 3)
Jan 2018

EPC Rating

A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.5 t/year
Occupancy
Rented

Certificate validity

Valid until 23 January 2028

1 year remaining

Property Improvements

Changes detected from historical EPC data

Sept 2014from Sept 2012
EPC improved fromC72toD64
Windows
Partial DoubleMostly Double

Windows upgraded, improving insulation

Jan 2018from Sept 2014
Windows
Mostly DoubleFull Double

Windows upgraded, improving insulation

Roof Insulation
PartialWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
43%71%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 17 Back Lane, Holbeach, Spalding, PE12 7LN, sourced from the PlanIt planning register.

17 Back Lane has no planning applications on record.

6

But the area is active

6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Back Lane homes

Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.

On price per m², 17 Back Lane runs well behind the street norm.

Price per m²

£656

Street avg £1,795

Strongly below

Floor Area

61 m²

Street avg 73 m²

Strongly below

Habitable Rooms

3 rooms

Street avg 4 rooms

Strongly below

CO₂ Emissions

2.5 t/year

Street avg 2.6 t/year

On par
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Spalding district page.
Full Spalding report

Crime

226/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

All Saints Church — bus stop.

Closest school

0.1 km

The Holbeach William Stukeley Church of England Voluntary Aided Primary School. 5 schools nearby.

Nearest schools

  • The Holbeach William Stukeley Church of England Voluntary Aided Primary SchoolPrimary148m
  • University Academy HolbeachSecondary657m
  • Holbeach Primary AcademyPrimary673m
  • Holbeach Bank Primary AcademyPrimary2.8km

Nearest stops

  • All Saints ChurchBus stop106m
  • East Elloe AvenueBus stop205m
  • Carter's ParkBus stop215m
  • Stukeley Hall DriveBus stop215m

Most reported crime locally

  • Violence & Sexual Offences1,228 reports39%
  • Anti-social Behaviour690 reports22%
  • Criminal Damage & Arson276 reports9%
  • Other Theft220 reports7%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around PE12 7LN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE12 7LN

Daytime· 07:00 – 23:00

50.9dB

Low
Night-time road noise heatmap for PE12 7LN

Night-time· 23:00 – 07:00

40.7dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryMid-Terrace HouseEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £495 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£161k

1 Church Street, Holbeach

PE12 7LL

2 bed
£168k

1 Back Lane, Holbeach

PE12 7LN

2 bed1 bath
£185k

1 All Saints Close, Holbeach

PE12 7QF

2 bed
£208k

1 Cedar Drive, Holbeach

PE12 7JP

2 bed
£178k

1 Chancery Lane, Holbeach

PE12 7DS

3 bed
£185k

1 Broome Way, Holbeach

PE12 7JZ

3 bed1 bath
£129k

1 Boston Road South, Holbeach

PE12 7LR

£128k

1 Arthurs Avenue, Holbeach

PE12 7LH

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 17 Back Lane is modelled from its 61 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE12 7LN. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 17 Back Lane. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 17 Back Lane was lodged in January 2018 at band D and is valid until January 2028. 3 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 17 Back Lane. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 5 schools and 30 stops listed are measured in a straight line from PE12 7LN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
17 Back Lane is in council tax band A. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 17 Back Lane, Holbeach, Spalding, PE12 7LN. Each answer is also embedded as structured data for search engines.

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